How Can I Protect My Commercial Roof from Freeze-Thaw Damage?
If you own or manage a commercial property in Michigan, you know winter isn’t just about snow—it’s about the relentless freeze-thaw cycles that can quietly destroy your roof. One day it’s 40 degrees and raining. The next, it’s 10 below with everything frozen solid. And then it warms up again. These back-and-forth temperature swings don’t just affect roads and sidewalks. They can cause serious long-term damage to your commercial roofing system.
At Weather Shield Roofing Systems™, we’ve been helping Michigan businesses protect their roofs for over 40 years. In that time, we’ve seen how brutal freeze-thaw damage can be and how avoidable it is with the right care and planning.
Let’s break down how freeze-thaw cycles affect your roof and what you can do to prevent expensive repairs or early roof failure.
What Exactly Is Freeze-Thaw Damage?
Freeze-thaw damage happens when moisture enters small cracks or seams in your roof. When temperatures drop, that moisture freezes and expands, widening the cracks. When it thaws, water seeps in deeper. The next time it freezes, the cycle starts again—only now, the damage is worse.
Over time, this process can lead to:
- Cracks in the roofing membrane
- Blistering or splitting
- Water infiltration into insulation or the building interior
- Accelerated roof aging or premature failure
In Michigan, this cycle can repeat dozens of times in a single winter. That’s why protecting your commercial roof from freeze-thaw damage isn’t just a “nice to have.” It’s a critical part of smart building maintenance.
Related blog post:
What’s Causing My Commercial Roof to Bubble, Blister, or Crack?
How Does Expansion and Contraction Hurt My Roof?
Your roof materials expand when it warms up and contract when it cools. Flat commercial roofs are especially vulnerable because their large surface areas experience more stress.
As these materials flex over and over again, seams can pull apart, flashing can loosen, and coatings can crack. Once those weak points appear, moisture has an open door—and the freeze-thaw cycle takes over from there.
That’s why flexibility in your roofing system matters. It’s also why routine inspections and maintenance are so important. Small issues caught early can save thousands of dollars later.
What Happens If Water Gets Under the Surface?
When moisture seeps beneath the roof membrane, especially in layered systems like modified bitumen or built-up roofs, it can sit undetected for months. During winter, trapped water can freeze and push upward, causing bubbling or ridges that break down the roof’s protective layers.
Eventually, you’ll see signs like:
- Interior leaks
- Stained ceilings
- Increased heating bills due to wet, inefficient insulation
- Mold or mildew growth
Even metal roofing systems aren’t immune. If seams or fasteners loosen, water can find its way under panels and cause corrosion or hidden leaks.
What Can I Do to Protect My Roof from Freeze-Thaw Damage?
Here are the most effective ways to protect your commercial roof this winter:
1. Schedule a Winter Roof Inspection
If it’s been a while since your last inspection—or if you’ve never had a winter-specific one—now is the time. A qualified commercial roofing contractor can:
- Check for cracks, open seams, and ponding water
- Inspect flashing and penetrations (vents, skylights, HVAC units)
- Look for membrane brittleness or signs of previous freeze-thaw stress
At Weather Shield, our commercial roof inspections are designed to identify these weak points before they become active leaks.
2. Repair Small Issues Immediately
Don’t wait until spring. In most cases, small cracks or open seams can be repaired in winter, especially with cold-applied roofing products. Delaying repairs allows freeze-thaw cycles to make the damage worse—and more expensive.
Quick fixes in cold weather might include:
- Applying sealants or cold-weather patch systems
- Resealing flashing or edges
- Installing temporary patches to prevent further moisture entry
3. Keep the Roof Clear of Snow and Ice
Excess snow and standing water increase the risk of freeze-thaw damage. If snow melts during the day and refreezes overnight, that water can sneak into small openings.
Snow and ice removal should always be done carefully—preferably by professionals—to avoid damaging the roof membrane.
Pro tip: If your roof has poor drainage, it may be time to assess whether upgrades are needed before next winter.
4. Invest in a Roof Maintenance Program
A proactive maintenance program like Max Life Roof Care™ offers year-round peace of mind. Regular inspections, preventative repairs, and documentation help:
- Extend your roof’s lifespan
- Catch and resolve issues early
- Minimize long-term costs
For properties in Michigan, having a plan that specifically accounts for winter weather is essential. Freeze-thaw damage is sneaky, but not if you’re already watching for it.
5. Upgrade or Restore Aging Roofs Before Winter Hits
If your commercial roof is over 15 years old and showing signs of wear, a full inspection may reveal it’s time for a restoration or even a replacement. While full roof replacements can be difficult in the dead of winter, some restoration systems (like silicone or acrylic coatings) can be applied in late fall and provide a seamless, waterproof barrier before the snow arrives.
The key is planning ahead, before winter locks you into reactive mode.
Is Freeze-Thaw Damage Covered by My Roof Warranty?
This is a common question, and the answer is: it depends. Some warranties exclude damage caused by lack of maintenance or natural wear and tear, including freeze-thaw issues that could have been prevented. If you don’t have a regular inspection or maintenance record, your claim might be denied.
That’s another reason why documentation through a roof maintenance program matters—it helps protect your investment and your warranty.
What’s the Cost of Ignoring Freeze-Thaw Damage?
We get it—winter is a busy time, and it’s easy to overlook roof maintenance. But freeze-thaw damage doesn’t go away in spring. It shows up as:
- Unexpected leaks during a thaw
- Damaged insulation
- Mold remediation expenses
- Costly emergency repairs—or even roof replacement
Compared to the cost of a seasonal inspection and minor repair, freeze-thaw damage is always more expensive in the long run.
At Weather Shield Roofing Systems™, we’ve spent over four decades helping commercial property owners in Michigan protect their buildings through tough winters. We understand the risks that come with our climate—and we’re here to help you stay ahead of them.
If you’re concerned about freeze-thaw damage or haven’t had a winter inspection yet, let’s talk. A quick check today could prevent a costly headache tomorrow.
Sir Maximus Shield
Sir Maximus Shield is the noble protector of rooftops far and wide—a knight forged from Weather Shield craftsmanship and unwavering integrity. From the battlements of factories to the towers of office parks, he stands guard against leaks, storms, and time itself. His quest is simple: to defend every commercial roof with honor, precision, and lasting strength. When he’s not patrolling the skyline, Sir Maximus shares his chronicles of durability, innovation, and the noble pursuit of maximum protection. One roof at a time.
